Outlet Centres in Europe - Study within the Scope of ecostra's Basic Research
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MARKET SURVEY
June 2021
Outlet Centres in Europe
Market Survey covering all operating and planned Outlet Centres
in the European Countries
Study within the Scope of ecostra’s Basic Research
understanding markets | evaluating risks | discovering chances
Preliminary remarks
Beginning in the USA and, over the past 25 years, subsequently spreading in Europe as well, a new retail
format has been established: the Factory Outlet Centre (FOC) or Designer Outlet Centre (DOC). In the
meantime, such a high density of Outlet Centres already exists in some European countries (e.g. Great
Britain), that one can certainly speak of market saturation here. Thus, in Great Britain, as in the USA also, a
market shakeout is observable among locations of Outlet Centres, whereby the most professional operators,
and accordingly suitable locations, win out over less productive concepts or locations with weaknesses.
The situation in continental Europe is somehow different. Due what are, to date, extremely restrictive
building permission procedures compared to those in the rest of Europe, Germany has only a very few Outlet
Centres in relation to the size of this national market. However, there is little doubt that this will change in
the medium-term perspective, at least. The kind of emotional argument that often used to take place until
just a few years ago has now given way to a much more factual discussion on the advantages and
disadvantages of establishing an Outlet Centre.
Whereas Germany still shows a lot of potential for new Outlet Centres, Italy has seen a rapid development in
the last years, and it’s difficult to discover any “white spots” on the map there. The same applies to
Switzerland and Austria. In the Central and East European Countries (CEE) the development took up pace
but slowed down again in the aftermath of the credit crunch. So still there are significant differences on the
development of Outlet Centres and the numbers of such centres in the European countries.
For more than 12 years now, ecostra is publishing this survey on Outlet Centres in Europe. Gathering reliable
market-data requires a clear definition of the subject of investigation. Starting with the December 2014
issue, ecostra adapted the definition to new developments in the outlet markets, in particular the up-coming
outlet-hybrids (e.g. Value Centres, Outlet Agglomerations). The new definition of an Outlet Centre is:1
Outlet Centres are an agglomeration of many outlet store units within a coordinately-planned or a
spatially-interrelated complex of buildings with more than 5,000 m² retail sales area (= approx.
6,000 m² GLA) and with more than 20 outlet stores. There brand manufacturers and vertically-
integrated retailers sell past seasons, factory seconds, surplus stock etc. directly to the consumer,
without using retail businesses as (intermediate) distributive channels. All products are sold with a
discount to the original high-street price of at least 25 %, whereas double-pricing (“High Street
Price” / “Outlet Price”) is ruled by the leasing contract. The marketing targets a supraregional area
and above all customers from far away are addressed. The coordination, organisation and marketing
of an outlet centre is carried out by a centre management.
The overview presented in this survey includes all those centres that are, currently either in operation or
planned, that correspond to the above definition of Outlet Centres. For this reason, the Lifestyle Outlets
Myland Crystallerie Wadgassen (www.myland.eu), the A6 Fashion Place in Herrieden (www.a6-
fashionplace.de), the 50 Factory Store in the Italian town of Aosta (www.fifty.it) nor, among other sites, the
Hackney Walk Luxury Outlet District (www.hackneywalk.com) in London have been excluded from the list.
At the same time such concepts like Outletcity Metzingen (www.outletcity-metzingen.com) or the City Outlet
Bad Münstereifel (www.cityoutletbadmuenstereifel.com)2 are not covered by the definition above. Following
the request of many brand manufacturers, who were on the search for market data and informations for
such projects ecostra presented with “Organized Outlet Agglomeration” (OOA) a definition for such a
retail format that does have various features similar to those of an outlet centre but at the same time is
different in many aspects. OOA can be distinguished from FOC by the following features:
1
The new elements in this definition are marked in red colour.
2
The City Outlet Bad Münstereifel is the first professionally organized outlet concept using already existing historical buildings
in the high streets of a city.
Outlet Centres in Europe – June 2021 There is no coordinately-planned or spatially-interrelated complex of buildings. Such common features
can refer to some sections of the object, but not the whole. This is most obvious by differences in
architecture and missing common functional areas, e.g. heating, storage, waste.
There are other uses – e.g. services, retail businesses, gastronomy, flats – located between the outlet
stores of the OOA. These premises are not necessarily jointly owned by the investor of the OOA nor are
they necessarily leased by the operator of the OOA.
There are public roads, streets and pavements passing through the area where the outlets are located.
Other than a more or less random agglomeration of outlet stores, an OOA does have a centre-
management, which is responsible for marketing and sometimes even for leasing of the object.
All other features correspond to those of an Outlet Centre (see definition above).
The following survey of existing and planned Outlet Centres and Organized Outlet Agglomerations in Europe
is intended to help improve transparency on the retail trade market. This survey is free of charge and is
available to everyone without any limitations as a PDF-download at the ecostra-website. The overview has
been compiled according to the best of ecostra’s knowledge and is updated approximately every 3 months.
Plans, developments or other information disclosed to the authors on a confidential basis have not been
included in the overview, in consideration of protection of confidence. No guarantee can be given for the
completeness or correctness of the said information.
The utilisation of the information printed in this market survey, including of excerpts from it, e.g. as part of
one’s own publications, studies, lectures or of other publications, is unreservedly permitted provided
www.ecostra.com is cited as the source of the information. Any further use of the said information without
acknowledging its source is expressly prohibited and constitutes an infringement of copyright.
Outlet Centres in Europe – June 2021Location Type Status Name of the Operator Developer / Investor Gross Retail Remarks
Object / Pro- / other Partners Leasable Sales
ject Area Area
(GLA) in (SA) in
m² m²
Parchim (Mecklen- FOC cancelled Luxus Outlet n.s. LinkGlobal Logistics Co. 15.000 12.000 At the regional airport of Parchim-Schwerin a Chi-
burg-West Pome- Center Parchim Ltd. nese investor intended to develop an outlet centre.
rania) The specific positioning of this center - according to
the investor - was the tenant mix, consiting only of
high-priced luxury brands. To generate the neces-
sary demand for such brands in this anything else
but densly populated area, the investor intended to
organize daily shuttle-flights from China. The pro-
cess to apply for a building permit started in 2016
but was put on a halt soon after. An impact study
ordered by the city of Parchim assumes that this
outlet centre could be able to generate a floorspace
productivity of approx. 28,000.-- Euros / m² sales
area. This would exeed the highest producivity
figures of German outlet centres by far. It remains
to be seen whether or not all of this will turn out to
be just "castles in the air" (resp. "castles at the
airport"). Currently there are more and more hints
that this project has been cancelled.
Gelnhausen (Hes- FOC cancelled Barbarossa City n.s. GSK-Group 16.000 12.000 In the city centre the former department store JOH
se) Outlet was sold to the investor Jan Leuze, who intended to
turn it into an inner city outlet centre with 4 sales-
levels. In September 2016 the project received the
construction permit. The sale of the site was made
under the condition that the developer will have to
prove financing and a leasing rate of about 50 %
before the transfer of ownership will take place. In
February 2018 the city of Gelnhausen anounced that
the developer has failed to provide this proof so far
and extended the deadline by 1 month. Finally in
March 2018 the developer provided both, an investor
and the leasing quote. But, in April 2018 the pay-
ment deadline passed. At the end of April 2018 the
city administration provided with the Munich based
ITP Group and the Leipzig based GRK Group two
new investors. In September 2018 the city council
first decided in favour of the GRK Group, but with-
draw later. In May 2019 it was announced that the
plans to establish an outlet centre were finally can-
celled and instead offices and other uses will be built
on the site.
Outlet Centres in Europe – June 2021 29Location Type Status Name of the Operator Developer / Investor Gross Retail Remarks
Object / Pro- / other Partners Leasable Sales
ject Area Area
(GLA) in (SA) in
m² m²
Usingen (Hesse) OOA cancelled Outlet City n.s. n.s. n.s. n.s. Some years ago, there were plans to convert empty
Usingen shops in the city centre of Usingen to outlet stores
according to the example of Bad Münstereifel. The
initiative was pushed by the local trade and com-
merce association. A concept-study was elaborated.
In summer 2016 meetings with investors and land-
lords were announced. The project was supported
by the local trade and business club as well as the
town administration. For some time now, there is no
information about any progress of the plans, so it
can be assumed that this project is cancelled.
Schwerin (Meck- FOC cancelled n.s. n.s. n.s. n.s. 10.000 In August 2016 the local press reported that in the
lenburg-West Schwerein city district of Haselholz an outlet centre
Pomerania) is planned by an unnamed investor. In first state-
ments representatives of the city of Schwerin stated
to support this project. In spring 2017 it was an-
nounced that this project was cancelled.
Füssen (Bavaria) FOC cancelled Ludwigs Outlet n.s. Jan D. Leuze / Manfred n.s. n.s. The festival hall of the bavarian city of Füssen went
Center Rietzler banrupt some time ago.The building was sold to an
investor, who intended to turn it into an outlet cen-
tre. After the citys and districts representatives
announced in line with local retailers to oppose the
project, the investor decided to cancel the outlet
project. In March 2017 Jan Leuze sold his shares in
the project to the co-investor Manfred Rietzler.
Marl (Northrhine- FOC under Fashion Outlet Outlet Evolution FFIRE Immobilienver- 19.000 15.000 Following the closure of the Karstadt Department
Westfalia) construc- Marl Services waltung AG / Kristofer Store, the shopping centre "Marler Stern" struggled
tion Jürgensen with an increasing vacancy problem. In a re-
development of the centre, the new owner will
integrate an outlet centre on the upper floor of the
2-storey shopping centre, which is with a total of
approx. 58.000 m² GLA one of the biggest inner-city
shopping centres in Northrhine-Westfalia. Opening
of the shopping centre (lower floor) happened in
January 2020, a soft opening of the outlet centre
(upper floor) will take place on 10th September 2020
and will encompas approx. 12 stores. In June 2021
the grand opening is announced.
Outlet Centres in Europe – June 2021 30Location Type Status Name of the Operator Developer / Investor Gross Retail Remarks
Object / Pro- / other Partners Leasable Sales
ject Area Area
(GLA) in (SA) in
m² m²
Pohlheim (Hesse) FOC cancelled Limes The Style Neinver FS Entwicklungsgesell- 17.000 13.500 In the industrial area "Garbenteich-East", which is
Outlets schaft Mittelhessen located in immediate proximity to the motorway A5,
GmbH / Neinver an Outlet Center is planned. The project was pre-
sented at the end of October 2017 at a special
meeting of the Pohlheim town council. A citizens
action group has formed to oppose the project
because of the expected traffic. The city of Giessen
already announced to oppose this project too. In
April 2018 an impact study, ordered by the city of
Giessen, was presented. This impact study came to
the result, that this planned outlet centre will severly
damage the surrounding city centres. In August
2018 a citizens vote was carried out but failed to
reach the limit of 25 % of the local constituency
voting. At the end of June 2019 the investor
anounced to cancel the plans to build the centre,
due to the high hurdles of the planning process.
Bremerhaven FOC operating Mein Outlet AVW Immobilien AVW Immobilien AG 10.000 9.000 In the harbour area of the city of Bremerhaven,
(Bremen) Bremerhaven AG closeby to the city center, 2008 a shopping centre
opened, that was designed in the Tuscany village
style. The name was "Mediterraneo". Since the start
the shopping centre failed to meet expectations and
showed an increasing number of vacancies. In Janu-
ary 2019 press reports indicated that the Mediterra-
neo will be rebranded and turned into an outlet
centre. Opening of the outlet centre was on 20th
April 2020. In April 2021 the owner of the centre
took over management from the former manage-
ment company 1A Outlet Projekt GmbH.
Pforzheim (Baden- FOC uncertain n.s. n.s. Bader GmbH & Co. KG 30.000 24.000 The mail order company Bader intends to convert its
Wuerttemberg) former logistics centre in Pforzheim into an outlet
centre. The property is to comprise 3 to 4 sales
levels, with the first sales level starting on the 1st
floor. A preliminary building application was submit-
ted to the city administration in February 2019. The
investor has ordered a preliminary impact study, to
have a basis for the following discussions. Latest
press reports indicate, that the investor intends to
cancel this project.
Outlet Centres in Europe – June 2021 31Location Type Status Name of the Operator Developer / Investor Gross Retail Remarks
Object / Pro- / other Partners Leasable Sales
ject Area Area
(GLA) in (SA) in
m² m²
Bad Lippspringe OOA early City Outlet Bad n.s. n.s. n.s. 9.000 Due to the high number of vacant shops in the city
(Northrhine- planning Lippspringe centre, the municipality is planning to implement a
Westfalia) phase city outlet concept modelled on Bad Münstereifel. A
market study has confirmed the basic feasibility.
Now further studies are to be carried out and steps
for implementation are to be initiated. The popula-
tion is informed about the progress of the project
within the framework of periodic public meetings.
St. Augustin FOC advanced Outlet Köln / IPH Handelsim- GoOutlet! GmbH / Jost 9.000 7.000 The shopping centre huma was opened in 1977 and
(Northrhine- planning Bonn mobilien GmbH Hurler Group 2017 extended up to approx. 50,000 m² GLA. Now
Westfalia) phase on the 1st floor an area with approx. 9.000 m² GLA
is supposed to be occupied with 40 outlet stores, So
this will be a hybrid concept of a shopping and outlet
centre. The existing building permit allows such a
development without an approval procedure. There
are already approx. 2,300 parking spaces in a multi-
storey car park.
Greece
Attiki Odos FOC operating Factory Airport Factory Outlet Elmec Sport S.A. 14.000 13.000 Located in a retail park (next to IKEA) near Athens
(Athens) S.A. Airport
Piraeus FOC operating Factory Pireos Factory Outlet Elmec Sport S.A. 13.000 12.000 Approx. 300 parking spaces
S.A.
Yalou (close to FOC operating McArthurGlen McArthurGlen McArthurGlen Group / 21.240 18.400 Village Centre with 2 sales levels and underground
Athens) Designer Outlet Bluehouse Capital Advi- parking. Opened 02nd June 2011; approx. 2,400
Athens sor Ltd parking spaces
Thessaloniki FOC operating One Salonica n.s. n.s. 17.500 15.000 Located at the west of Thessaloniki. Multi-storey
Outlet Mall building with outlet stores on 2 sales levels. Approx.
60 outlet stores. In the basement there is a Carre-
four Hypermarket located. Approx. 1.000 parking
places.
Larissa FOC operating Fashion City Sonae Sierra Bluehouse Capital 20.000 16.000 Relaunch of the former "Pantheon Plaza". The centre
Outlet will also encompass a supermarket (1,600 m²), a
large Media Market and a cinema (1,900 m²). Ap-
prox. 1,600 parking spaces. Opening took place at
15th November 2018.
Outlet Centres in Europe – June 2021 32Location Type Status Name of the Operator Developer / Investor Gross Retail Remarks
Object / Pro- / other Partners Leasable Sales
ject Area Area
(GLA) in (SA) in
m² m²
Athens FOC advanced Gazi Outlets Hines National Bank of Greece 22.000 18.000 Redevelopment of the former Athens Heart Mall
planning (NBG) shopping centre. Opening was originally scheduled
phase for spring 2021, but had to be delayed. According to
press reports, Hines is still determined to realize this
project.
Hungary
Törökbálint (west FOC closed GL Outlet Center GL Outlet Group GL 16.500 15.000 Project opened in November 2004. However, due to
of Budapest) location disadvantages and conceptual planning
weaknesses, the centre was not able to compete
with the neighbouring Premier Outlets Center in
Biatorbágy and closed down operations at the be-
ginning of 2011. The centre is now occupied in part
with offices of the local city administration. But large
parts are standing empty.
Biatorbágy (west FOC operating Premier Outlet ROS Retail DWS Group 23.710 20.000 Project opened in November 2004. The 3rd con-
of Budapest) Budapest Outlet Shopping struction phase was completed in August 2007. In
2015 the centre was sold by AVIVA Central Europe-
an Property Fund to Lone Star Real Estate Fund III.
At the end of 2016 the centre management moved
from Jones Lang LaSalle to ROS. In 2018 the centre
was sold to the DWS fund "Grundbesitz Europa".
Approx. 1,780 parking spaces.
Budaörs (west of FOC closed M1 Outlet Cen- Óbuda-Újlak FTB Invest Kft. 16.500 Located in immediate proximity to the Premier Out-
Budapest) ter lets Center in Biatorbágy. The centre was more a
mixture between an OC and a traditional shopping
centre. Due to the severe competition, it failed and
closed again. The centre is now standing empty!
Polgár FOC operating M3 Outlet Cen- Jones Lang BTZ Kft. / M3 Outlet 10.900 9.500 Located at the M3 motorway in Eastern Hungary,
ter LaSalle Service Kft. between Miskolc and Debrecen. Opened on 17th
May 2008. On 1st May 2012 management changed
from Jones Lang LaSalle (JLL) to the developer's
management company. In October 2013 JLL was
entrusted with the management again.
Ireland
Killarney FOC operating Killarney Outlet European Outlet Green Property 7.000 6.500
Centre Markets
Rathdowney FOC closed Rathdowney Morrison Deve- Morrison Developments 7.500 6.800 Centre was closed in May 2012.
Shopping Outlet lopments / AWG
Outlet Centres in Europe – June 2021 33Location Type Status Name of the Operator Developer / Investor Gross Retail Remarks
Object / Pro- / other Partners Leasable Sales
ject Area Area
(GLA) in (SA) in
m² m²
Kildare FOC operating Kildare Village Value Retail Hammerson Plc. / Value 16.800 13.500 Project was opened in July 2006. Construction work
Retail started in 2014 for a 5,540 m² GLA extension in
phase II. Opening of phase II took place in Novem-
ber 2015. In January 2018 Value Retail was granted
planning permission for phase III which will add
another 5,500 m² GLA to the centre. Opening of this
extension is planned for summer 2021.
Carrigtwohill FOC uncertain Tourist Outlet n.s. Rioja Estates 20.000 16.000 The site is close to the IDA industrial estate at Killa-
(Cork) Village (TOV) cloyne in Carrigtwohill. Cork County Council voted in
favor of the planned outlet centre. The amendment
of the County Development Plan (CDP) is necessary.
Construction was supposed to start in 2022 and
opening in March 2024. In June 2020 the national
planning authority (planning regulator) has rejected
this development. In April 2021 Cork County Council
announced to fight this decision in High Court.
Italy
Serravalle (San FOC closed One Gallery n.s. San Marino Factory 8.000 5.000 According to available information, the "San Marino
Marino) Outlet Outlet Srl Factory Outlet" centre closed doors in April 2015. In
March 2016 the centre was reopened as "One Gal-
lery Outlet". 2 sales-levels and 700 parking spaces.
ATrony electronics mega-store was added to the
centre. In April 2017 insolvency proceedings were
implemented. According to available information, the
centre is closed for good.
Serravalle (San FOC under The Market San n.s. Borletti / Dea Real 25.000 20.000 The project is situated in a commercial area in the
Marino) construc- Marino Outlet Estate /Aedes Sisiq / north of San Marino, closeby to the SS72 (San Ma-
tion Experience One Works rino - Rimini). It will be developed as an outlet
village in 2 construction phases. Phase 1 will en-
compas approx. 17,000 m² GLA and phase 2 the
remaining 8,000 m² GLA. Part of the project is a
supermarket with approx. 2,000 m² GLA. Approx.
1,500 parking spaces. Opening of phase 1 is sched-
uled for 24th June 2021.
Serravalle Scrivia FOC operating McArthurGlen McArthurGlen McArthurGlen Group / 50.650 35.700 Opened September 2000; approx. 4,250 parking
Designer Outlet TH Real Estate spaces. Enlargement by approx. 12,260 m² SA took
Serravalle place in phase IV in 2016.
Bergamo FOC closed La Galleria Morrison Deve- Buontempo 14.000 12.000 Opened in 2003; approx. 1,100 parking spaces. In
Factory Outlet lopments the meantime, the centre has been turned into a
Center classical shopping centre.
Outlet Centres in Europe – June 2021 34You can also read
